7 Essential Steps How We Sell Your Property
At SDM Property, we make selling your property as simple as possible.
We believe the process can be broken down into 7 manageable steps.
(Click on a step to learn more)
1. Getting Under Way
Invitation to agent for inspection. Advice given by agent
Our agent-led valuation takes an informed, careful and detailed approach to confirming the worth of your property. We'll be mindful of potential advantages that will put your property in its best light.
Valuation
It's not just a numbers exercise - it’s a considered strategy, rooted in local expertise and real-time market analysis. We identify both the value and the potential, offering suggestions to elevate presentation so your property stands out, attracts the right buyers, and secures the best possible outcome.
With precision market insight together with a sensitivity to your property’s unique character, we take the time to understand not just what your home is worth, but how its potential can be fully realised through thoughtful presentation and subtle refinements.
| Factor | Why It Matters |
|---|---|
| Recent comparable sales | Real-world data anchors valuation |
| Micro-location & amenities | Drives buyer interest and premium pricing |
| Condition & upgrades | Determines “turnkey” value vs. renovation value |
| Floor area & layout | Core pricing metric for buyers and lenders |
| Leasehold/legal status | Direct impact on buyer willingness and finance |
| Market trends & mortgage rates | Shape demand and achievable sale prices |
2. Marketing Package
The essentials: maximum exposure, accessible platforms, eye-catching tech
We create property-specific strategies for optimum display to the most interested and receptive clientele. This includes images of your property and presentation advice, both of which are the key to a successful sale.
Valuation
Appealing to your target market has never really been an exact science, however today's online platforms are being accessed by increasing numbers from all demographics and when embracing this potential audience your property exposure can be optimum.
This excellent marketing tool together with fly-through video and professional photography delivers smart and wide presentation of your property.
Virtual Staging
This tool, helps a potential buyer to visualise their ideas within a property's walls. We use specialised software, creativity and expertise to digitally fill empty rooms and visually demonstrate the property's potential.
3. Property Viewings
Showing your property in its best light to viewers who are genuine
All potential buyers complete a Pre-Viewing Qualification to ensure they are in a serious and proceedable position. This reduces wasted time and increases the likelihood of a strong offer.
Being ready for the big reveal
We aim to instil confidence in both buyers and sellers, so anyone entering your property has been appropriately vetted and everything is in place for a smooth viewing.
Stage 1: A Week Before Viewings
- Declutter all rooms - less is more when it comes to space and presentation
- Deep clean the entire home - especially kitchens, bathrooms and flooring
- Carry out minor repairs (e.g. squeaky doors, chipped paint, loose handles)
- Freshen up walls if needed with a light, neutral paint tone
- Clean windows inside and out to maximise light
- Mow the lawn, weed flower beds, and tidy any outside areas
- Organise or depersonalise rooms to help buyers imagine living there
Stage 2: A Day Before the Viewing
- Set the right atmosphere for a comfortable viewing
- Remove visible clutter (toys, laundry, paperwork, bins)
- Dust and vacuum throughout - including corners and skirting boards
- Style rooms: plump cushions, arrange throws, and add fresh flowers or plants
- Ensure lightbulbs are working and use lamps to brighten dark corners
- Empty bins and air out the home to remove any lingering odours
- Put away personal items, valuables and anything confidential
Stage 3: On the Day of the Viewing
- Open curtains and blinds to maximise natural light
- Set a comfortable temperature - warm in winter, cool in summer
- Switch on lights in any dimly lit rooms or hallways
- Turn off the TV and keep noise levels low - light background music is fine
- Keep pets out of the house if possible or secured quietly
- Leave doors open to allow buyers to move freely from room to room
- If conducting the viewing yourself, be warm and approachable, but give buyers space to explore and talk openly
4. Time For Consideration
What to Consider When You Receive an Offer on Your Property
Receiving an offer on your property is a key milestone in the selling process - your guide to evaluating offers beyond just the price.
While it's tempting to focus on the amount offered, it's crucial to consider the full picture to make the most informed decision.
Your guide to evaluating offers beyond just the price
Points every seller should take into account:
The Offer Amount
- Is the offer in line with your expectations or the market value?
- Does it reflect the level of interest in your property?
- Be cautious of very high offers that could later be reduced ("gazundering") after surveys
Buyer’s Financial Position
- Cash Buyer: No mortgage needed - faster and more secure
- Mortgage Buyer: Do they have a mortgage agreement in principle?
- Chain-Free: Ideal - no need to sell a property before buying
- In a Chain: Consider how complex the chain is and whether it's complete
Any Conditions Attached
- Is the offer subject to survey or sale of another property?
- Are they requesting extras like appliances, fixtures or repairs?
- Are they proposing a delayed completion or early access?
Buyer Motivation
- Have they viewed the property more than once?
- Are they asking detailed questions, indicating genuine interest?
- Are they quick to respond and decisive in their communication?
Proof of Funds
- Have they provided evidence of available funds or mortgage approval?
- Has their ability to proceed been verified?
Current Market Conditions
- In a seller’s market, you may have multiple strong offers
- In a buyer’s market, a slightly lower but chain-free or cash offer might be wiser
Proposed Timescales
- Do their expectations for exchange and completion match yours?
- Are they flexible if delays occur?
The best offer is not always the highest
A secure, motivated buyer with minimal complications can save you time, stress and the risk of sales falling through.
Consider a Reservation Agreement
Pre-exchange deposits can be taken, typically £500-£2,000 (non-refundable or refundable*) to give you some cover for sales that fall through.
Our role
We keep sellers informed of all offers and help you assess them. This way you are as well informed as possible and can choose the one that’s most likely to lead to a successful and smooth sale.
*Legal contracts could stipulate a 50% loss of deposit should either party pull out of the sale without good reason (the contract would detail predefined refund conditions).
5. The details that matter
Dealing with search & survey findings
A proactive approach to anticipating common delays, then maintaining constant communication with solicitors and buyers keeps every party fully accountable. This can save a significant amount of time throughout the process.
The essential details
Searches & Surveys
- Local authority search-checks for restrictions (planning constraints)
- Easements, charges or unregistered land
- Environmental search, report or risk assessment
- Water and drainage search
- Chancel repair liability
Disclosures including
- Green deal or other repayable, property-tied energy efficiency schemes
- Structural defects, flooding or presence of protected species
- Neighbour, legal or title issues/disputes
- Restrictive and Positive Covenants
- Surveys highlighting deteriorations or searches revealing unfavourable details
- Potential for remedial works and/or price renegotiation in the event of above
Special conditions
- Fixtures & fittings
- Transaction, property or protocol forms (TA6, TA10, TA7)
- Building work/improvement certs/guarantees
- Gas, electrical, damp works, FENSA etc.
In the event of an issue
If a survey or property search reveals a legal restriction, structural issue or costly remedy, the transaction may face delays. In such cases, further negotiation between the parties is often required.
This could involve the seller agreeing to remedy the issue prior to completion, offering a price reduction, or the buyer accepting the issue with appropriate legal advice.
Maintain open communication
It is advisable for both parties to remain open to communication and flexible in their expectations to reach a mutually acceptable solution.
Where needed, professional input from solicitors, surveyors, or specialist contractors can help clarify the implications and options. Transparency and proactive cooperation can help ensure a smoother path to exchange and completion.
How we help
Structured follow-ups, early legal preparation and real-time updates are all in place to help you move more swiftly, smoothly and with a distinct lack of surprises.
6. Making it Legal
Exchange of Contracts
Once contracts are exchanged, both parties are legally bound to complete the sale on the agreed date. If the buyer pulls out after exchange, the seller may retain the deposit and seek further damages.
Contract Exchange Checklist
Essential Legal & Financial Items
- Signed Contract (by both buyer and seller)
- Agreed Completion Date confirmed in writing
- Deposit funds cleared and held by buyer’s solicitor
- Buyer’s mortgage offer in place (if applicable)
- Transfer Deed (TR1) signed by seller
Due Diligence & Legal Checks
- All searches completed (local authority, water, environmental etc.)
- Solicitor satisfied with replies to pre-contract enquiries
- Fixtures and Fittings Form (TA10) agreed between both parties
- Seller's Property Information Form (TA6) completed and accepted
- No outstanding legal or boundary disputes
Risk & Insurance
- Buyer has buildings insurance in place (effective from day of exchange)
- Final walkthrough or viewing arranged (optional but advisable)
Identification & Compliance
- ID and anti-money laundering (AML) checks completed
- Funds for deposit and purchase verified and traceable
7. Finalising the Deal
Transfer of Funds, Deeds & Keys
Property completion typically happens 1-2 weeks after exchanging contracts, but this can occasionally take longer. The seller vacates the property, then the buyer receives the keys and can move in.
Important tasks during/after completion
Register Ownership
- Fill in Form AP1 and Form TR1 to transfer title to buyer
- Submit to HM Land Registry with SDLT certificate (or exemption), Proof of ID (if unrepresented) and Land Registry fee (based on purchase price)
Solicitor/Agent Fees
- Upfront payments will have already been paid to cover initial costs like property searches, Land Registry fees etc.
- The remaining legal fees are typically paid to the agent/solicitor on the day of completion, or just before
Capital Gains Tax
- Notify HMRC if you are liable for Capital Gains Tax (CGT)
- Pay Capital Gains Tax within 60 days
Stamp Duty
- Calculate Stamp Duty Land Tax via HMRC
- Pay Stamp Duty within 14 days
Making it clear
With SDM Property
Now you have more of an idea about what you get when you chose to come on board with us.
The next simple step is to take advantage of our expertise in getting ready to showcase your property.
Our Reviews
Read some of our positive testimonials on Google:
More Reasons To Choose Us
You can rely on our expertise and professionalism when it comes to quality property solutions.
- Qualified & experienced
- Free property valuations
- All tenants considered
- Guaranteed rent landlords
- Competitive local pricing
- Tenant & landlord resources
- Personal & friendly service
- Property maintenance & repairs
- Highly recommended locally
Our Commitment to Client Success
We understand that buying, selling, or renting a property is more than just a transaction - it's a significant life event. That's why at SDM Property, we are committed to providing personalised care and attention every step of the way.
Whether it's offering property enhancements to improve appeal or ensuring your buyer feels completely satisfied, we always go the extra mile to help you achieve the best possible results.
Let’s make your property journey a success! We're excited to help you achieve your property goals, whether you're buying, selling, or letting
Recently rented a property through SDM. The flat was spotless and the management was great always quick to respond to any issues overall great experience 🙂
They lived up to their promises, always get back to you, liaise with you about everything. And they seem very on the ball with regards to their Legal obligations and general Law for renting etc. Highly recommended
Just moved in, all thanks to Mark and co from SDM Property. Very quick to sign contracts with no hassle. We are very pleased with his service and professionalism. We are very excited to make a house our home. Thanks Mark.
Would highly recommend. Mark gives fast responses, is flexible, helpful and efficient. My family and I are pleased with the professionalism and work.
The SDM Team made our move very easy from start to finish. We were in the property quickly, paperwork was delivered when we were expecting it. Will definitely recommend them to others. Thank you!
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